Maintenance Matters 20 - Managing Internal Water Systems

1 Introduction1 IntroductionManaging Internal Water Systems

MAINTENANCE MATTERSBuilding Maintenance Bulletin

February 2018

MAINTENANCE MATTERS

Number 20

1

Water leaks are often the source of damage and insurance claims in multi-family buildings.

Routine inspections, maintenance, renewals and resident notices will reduce the frequency of

claims and losses.

This bulletin covers the life cycle management of water

systems in multi-unit residential buildings, including

strata housing, rental buildings, and co-operative

housing. It provides an overview of key water systems

and their associated maintenance requirements,

with additional tables summarizing who is generally

responsible for maintenance and at what frequency

it occurs. The term “Responsible Party” refers to the

person, company, building manager, or any other party

designated by the building owner to complete routine

inspection and maintenance tasks with a prescribed

schedule of duties and reporting obligations. The term

“Contractor” refers to a person or company hired to

complete a specialized task.

Managing Internal Water Systems

Water leaks are often referred to as “water escapes” by insurance companies. Buildings with low claims related to water management and a proven history of maintenance will be a lower risk for insurers, and impact cost and renewal conditions.

Maintenance MattersThis series of bulletins and companion videos

is designed to provide practical information on

maintaining residential buildings. Produced by

BC Housing, this bulletin was prepared by

RDH Building Science in collaboration with the

Condominium Home Owners Association and the

Office of Housing and Construction Standards,

Building and Safety Standards Branch.

1 Introduction

2 Maintenance Matters No. 20

1 IntroductionManaging Internal Water Systems

The key audience of this bulletin is multi-unit building

owners, strata councils, and property managers.

However, many of the insights are applicable to single-

family homeowners, unit occupants, as well as owners of

homes in bare land strata corporations. The focus of this

publication is about common or shared water systems.

Bulletin No. 21 Preventing Water Leaks in Your Home,

provides guidance to unit owners and residents on how

to prevent leaks within dwelling units.

Communicating with Residents

It is critical for residents in multi-unit buildings to

understand their responsibilities in preventing water

leaks. Residents must quickly report maintenance issues

or potential concerns to the party responsible for building

maintenance or the strata council. While owners and

residents are responsible for their units, strata councils

are expected to update occupants on annual building

maintenance and guidelines as applicable. New residents

need to be verbally briefed and receive informational

materials or be directed to a website with information

that is easy to understand.

Water Systems and Maintenance

It is important for multi-unit building owners, strata

councils, and cooperative boards to be diligent in

budgeting, contracting repairs, maintenance and capital

renewals. Many building systems are extensive and

complicated. They require a clear understanding of the

cycles and methods of inspection, maintenance

and repairs.

This bulletin provides an overview of proper maintenance

protocols including inspection frequencies and

treatments to help identify aging systems due for

renewals. It offers options for replacement that may

extend the life of water systems.

Fire Suppression Systems

Buildings may have fire suppression systems that are wet,

which is water based, or dry, which uses CO2 or another

non-reactive gas instead of water. Wet fire suppression

systems can be a source of water leaks. Most new

buildings use dry systems, although wet systems are still

common in older buildings and parking areas.

Maintenance and inspection of fire suppression systems

are carried out annually by a trained technician who

will ensure the fire protection system complies with the

National Fire Code, B.C. Fire Code, municipal bylaws and

NFPA (National Fire Protection Association) standards.

Example of a pipe mounted sprinkler head in a dry fire suppression system in the garage of a multi-unit residential building

Maintenance Matters No. 20 3


A strata corporation can conduct routine inspections

of the equipment even in strata units, to ensure they

are being effectively maintained. Also, a bylaw may be

adopted to shift the responsibility of tank maintenance

and repair to the strata corporation. This ensures the

work is done and reduces risk. It also allows cost savings

and ensures qualified contractors are hired. Check the

water temperature settings, pressure and pressure relief

valve quarterly. Conduct annual checks for hairline

cracks in the insulators and signs of corrosion that may

weaken the structural integrity of the tanks. Inspect pipe

connections to tanks and pumps for any signs of leaks,

as part of regular quarterly mechanical checks. The

following are common fittings to check:

• Corner sections• Valves• Connectors• Clamps

• Crimp rings

Plan for a contractor to replace tanks and pumps within the projected life cycle of the product (every 8-15 years),

Wet systems are typically pressurized, so if the technician

detects a pressure drop, it indicates a leak. The party

responsible for building maintenance can determine what

type of fire suppression system a building has. It doesn’t

matter if the system is wet or dry, residents must be

informed to never hang anything off the sprinkler heads

or lean anything against them.

Water Storage Tanks and Circulation Systems

Residential buildings have cold water delivery and hot

water circulation systems for potable water and/or

hydronic heating and cooling systems. A summary of the

recommended maintenance procedures including who is

responsible for completing them, is included in a table at

the end of this section.

Hot water is typically managed in storage tanks,

sometimes integrated with hot water heaters. It is most

common for hot water tanks to be located centrally with

piping distribution to each unit. However, hot water

tanks within units are part of the strata lot and are the

responsibility of the owner to maintain and repair. This

makes it difficult for the strata corporation to control.

Exposed sprinkler heads have a high risk of damage from impact or misuse as hangers. If your building has exposed sprinkler heads, installing cages is a small cost to prevent catastrophic failures.

Example of a ceiling mounted sprinkler head in a wet fire suppression system

1 Introduction



while components such as burners, controls, motor bearings, and pump bearings may need to be replaced every 5-7 years.

Recirculation pumps typically run 24/7, which adds wear and tear on the pipes. Adding a programmable timer and schedule on the recirculation pump for domestic hot water can help add service life and reduce energy consumption. The effectiveness however, is dependant on the type of building and water usage patterns. It should be properly commissioned when installed to reduce the need to reset the timers.

Recirculation pipes for domestic hot water are generally the first pipes to start leaking, followed by space heating hot water pipes, then cold water pipes since constant water flow and high temperatures speed up corrosion. Sources of water leaks in water circulation systems are generally the result of aging pipes, failed pipe connections (for example, to tanks or pumps), or frozen pipes.

Copper is a common material for water piping in buildings, however it does not last indefinitely. Replacement or re-lining of copper pipes will typically be necessary during the service life of multi-unit buildings in B.C. Copper pipes can last up to 50 years, but they

thin out as they age, leading to pinhole leaks. Some

municipalities have water quality that will speed up

the corrosion of copper. Consider hiring a contractor to

replace copper pipes if the hot and cold domestic water

systems are more than 30 years, or there are indications

the life cycle of the piping is ending. Develop a plan to

schedule the replacement of the water systems. There are

alternatives to full replacement of copper pipes, such as

epoxy pipe lining and water management systems. See

Builder Insight No. 16, Alternatives to Domestic Water

Re-Piping, available at bchousing.org for more information.

Protective pipe coatings can mitigate the risk of

Legionella by minimizing surface area for the bacteria

to grow, although water management systems can also

pose a risk by allowing water to sit idle in the treatment

tanks. In July 2019, City of Vancouver Council approved

the 2019 Vancouver Building By-law, with the phased

implementation of new plumbing and building mechanical

systems requirements for cooling towers and decorative

water features.¹ These include routine testing to validate

maintenance practices, mandatory corrective actions and

notifications when anomalies occur, and basic operator

qualifications to mitigate the risk of Legionella.

When inspecting copper pipes, look for blue stains that

the oxidized copper leaves on sinks, tubs, and fixtures

to identify copper corrosion. Corrosion can be caused

by several factors including low pH (acidic water), high

Pipe-mounted domestic hot water circulation pumps recirculating hot water from system

Example of natural gas fired water heaters for domestic hot water use

Example of domestic cold water and hot water piping wrapped in insulation

¹ vancouver.ca/files/cov/consolidtion-legionella-prevention-changes.pdf



lighting as UV light can break down the material.

When the air temperature drops below freezing, the water inside pipes can freeze and cause the pipe and connections to burst. This occurs because ice expands and takes up more volume than liquid water.

• Multi-unit buildings that serve as secondary homes or those that are unoccupied for extended periods of time are more vulnerable to leaks from frozen pipes since they are more likely to have their heating system turned

off. Water can leak undetected if no one is home.

To prevent this, owners and residents need to set

the heat at a minimum of 12°C while away to ensure that the pipes in the home and common areas do not freeze. Insurance companies may require someone to periodically inspect the vacant home; homeowner policies typically require home checks every seven days

for vacant homes.

• Pipes in parking garages and other outdoor spaces are typically heat-traced to prevent freezing. Inspect and confirm that the heat-trace system is on when outside

temperatures begin falling below 0°C. Heat-tracing is often connected to building control systems in newer buildings, though older buildings may have manual

switches or plugs.

¹ vancouver.ca/files/cov/consolidtion-legionella-prevention-changes.pdf

levels of dissolved salts, bacteria, high water velocity, or

electrochemical causes such as improper or accidental

grounding of electrical appliances to the copper piping.

If the water is acidic,² consider installing a water

treatment system such as a calcite neutralizer tank or a

soda ash feeder to raise the pH and increase the longevity

of copper pipes. A phosphate feeder can also help by

coating the pipes to protect them from this particular

type of wear and tear.

Polybutylene, a grey plastic pipe material, was used

for cold and hot water distribution in some residential

buildings in the 1980’s and 1990’s in B.C. The plastic

compression fittings on polybutylene pipes have

been known to fail prematurely and introduce air into

heating systems, causing issues with pumps and heat

distribution, in addition to leaks. At a minimum, hire

a contractor to replace the polybutylene fittings with

metal fittings in multi-unit buildings. Consider hiring a

contractor to replace polybutylene pipes with a more

durable plastic such as cross-linked polyethylene (PEX)

or copper pipes, which are more temperature resistant

than plastic. If using PEX, specify low-zinc brass fittings or

use engineered plastic fitting components to reduce the

risk of dezincification of the fittings. Only use PEX in dark

areas to minimize sunlight exposure or recessed indoor

Example of polybutylene piping used for in-suite water distribution

Example of uninsulated copper piping

² A known issue in some municipalities. Acidity can be tested using a pH meter.

1 Introduction1 IntroductionManaging Internal Water Systems


System Who What Where When³

Water Storage Tanks

Responsible Party Inspect Water temperature settings Every 3 months

Responsible Party Inspect Pressure and pressure relief valves Annually

Responsible Party Inspect Pipe connections to tanks and pumps (corner sections, valves, connectors, clamps, crimp rings); Inspect for leaks

Annually

Responsible Party Inspect Insulators; Inspect for hairline cracks and signs of corrosion

Annually

Contractor Replace Tanks and pumps Every 12-15 years

Contractor Replace Burners, controls, motor bearings, pump bearings

Every 5-7 years

Responsible Party Install A programmable timer; Schedule the recirculation pump for domestic hot water

Optional

Recirculation Pipes

Contractor Replace Copper pipes If they are over 30 years old, or sooner if you have corrosive water

Responsible Party Inspect Copper pipes; Inspect for corrosion (look for blue stains that the oxidized copper leaves on sinks, tubs, and fixtures)

Annually

Contractor Replace Polybutylene fittings; replace with metal fittings

When possible

Contractor Replace Polybutylene pipes; replace with a more durable plastic such as cross-linked polyethylene (PEX) or copper pipes

Optionally when possible, or at time of a pipe replacement project

Responsible Party Inspect Temperature setpoints; Ensure that hydronic heat is set to a minimum of 12°C

If units are vacant

Responsible Party Inspect Heat-trace system; ensure it is on When outside temperatures fall below 0°C

Responsible Party Inspect Chilled water pipes; ensure they are adequately insulated

Every 2-3 years

³ These are suggested timelines for a typical building.



It is more common for newer buildings to have chilled

water serving fan coil units for cooling. If these cold pipes

are not insulated properly, it can lead to condensation on

the outside of pipes, which can drip and cause damage.

Therefore, ensure chilled water pipes are adequately

insulated.

Drains and Sewage Lines

The pathway for water and sewage leaving a building

needs to be maintained in addition to ensuring unwanted

water does not damage units and buildings through

leaks. This includes interior drains, sump pumps,

sewer lines, and perimeter drains. A summary of the

recommended maintenance procedures, including who

is responsible for completing them, is included in a table

at the end of this section.

It is essential that building owners educate their

occupants on best practices to prevent drainage back-ups

and potential overflows. These include keeping the

kitchen sink clog-free, properly disposing of dairy,

grease and fat in green bins for composting, and not

flushing non-flushable items even if the item is labeled

as biodegradable. Proactive strata councils and building

owners will ensure that unit owners and residents

are informed of these actions, which can be found in

Maintenance Matters No. 21: Preventing Water Leaks in

Your Home.

Grease traps and separators are common in restaurants

and commercial applications, but they can also be installed

in residential buildings to intercept grease and solids

before they build up. Clean out grease traps as required

before they reach 25% capacity (the frequency will

depend on the building).

Sump pumps are located in the lower level of residential

buildings, often in the parking garage or basement areas.

These help clear storm water away from the building.

Check the operation of sump pumps after heavy rainfall.

An ideal time to clean and inspect sump pumps is when

the parking garage is being maintained and cleaned.

Plan to hire a contractor to replace sump pumps and their

control panels every 15 years. Include planning for major

maintenance of operable parts including bearings every

five years and coating with anti-seize compound every

two years. Inspect and clear debris quarterly and ensure

the alert alarm for the sump pump is functioning properly

and that there is no debris affecting the operation of

the float switches. These inspections should also be

completed during storm events that may increase the

Example of a multichambered flow through grease trap suspended from the structure above

1 Introduction



risk of back-ups or clogs. Some properties are located in

inter-tidal zones where salt water intrusion is possible.

Check these sump systems annually for operation and

corrosion.

To prevent sewage backflow, a qualified plumber can

install a backwater prevention valve, which is a fixture

installed into a sewer line (and sometimes into a drain

line) in the basement or parkade of multi-unit buildings.

A properly installed and maintained backwater valve

allows sewage to go out, but not to come back in. Contact

your local municipality as the installation of backflows is

mandatory for many regions of the province.

For preventative maintenance on drain and sewer lines,

have a qualified technician use a mechanical auger or jet

flushing equipment every five to ten years (depending

on local practices) to clear the lines of any accumulated

debris. Check roof drains annually to clear debris. Hire a

contractor every five years to insert a camera into main

sewer lines to conduct pipe inspections.

High-rise, and high density properties with a large

number of residential units funneling discharge water

through the building’s drainage system, requires

stack flushing at least every three years. Grease and

debris build-up from cooking oils and fats can quickly

accumulate in a building’s drainage system. Flushing is

necessary to prevent sewer back-ups into units on the

lower floors. Properties that don’t contain food services,

kitchens or laundry facilities may be extended to 5-7 years.

Monitor tree and plant growth in the proximity of buried

drains and remove trees or vegetation that can interfere

with the lines. Inspect drainage piping, fittings, and

joints for leaks semi-annually. Ensure that the inlets to

perimeter drain lines are cleaned twice a year to prevent

water back-up from occurring. It is better for the strata

corporation to undertake this work than leave it to the

strata owner or residents.

Example of a downspout leading to a perimeter drain

Example of a drain on a roof deck



System Who What Where When⁴

Drains

Occupants Comply Grease, dairy and fat from cooking should be disposed of in a green bin for composting

Continually

Occupants Comply Non-flushable items must not be flushed even if labelled biodegradable

Continually

Responsible Party Maintain Clean grease traps As required before they reach 25% capacity

Sump Pumps

Responsible Party Inspect Sump pumps; Ensure they are operational After heavy rainfall

Contractor Replace Sump pumps and their control panels Every 15 years

Contractor Maintain Operable sump pump parts including bearings

Every 5 years

Contractor Maintain Sump pump coating with anti-seize compound

Every 2 years

Responsible Party Inspect Alert alarm and float switches; Ensure the alert alarms are functional and that there is no debris affecting operation of float switches

Every 3 months

Sewage and Drain Lines

Contractor Install Backwater prevention valve If not present

Qualified Technician Maintain Flush drain stacks in mid-rise and high-rise buildings to prevent sewer back-ups

Every 3 years (residential), every 5-7 years (non-residential) depending on use

Responsible Party Maintain Clear roof drains Annually

Contractor Inspect Main sewer lines; Inspect with a camera Every 5 years

Responsible Party Inspect Tree and plant growth in the proximity of buried drain lines. Remove trees or vegetation that may can interfere with the lines

Annually or as needed

Responsible Party Inspect Heat-trace system; Ensure it is on Twice a year

Responsible Party Maintain Chilled water pipes; Ensure they areadequately insulated

Twice a year

Responsible Party Maintain Clear outside drain lines and gutters As required, depend-ing on season

Occupants Comply Clear drains on their property (e.g., patio or balcony)

As required

⁴ These are suggested timelines for a typical building. Assess the individual needs of each building.

1 Introduction



Appliances, Plumbing Fixtures, and Connections

Home fixtures and appliances with connections to a

water line have the potential to malfunction, develop

blockages, or develop leaks that can result in significant

water damage. Common household fixtures include

refrigerators, dish washers, ice makers, water coolers,

coffee makers, washing machines, sinks, tubs, and

toilets. There are several maintenance best practices that

minimize the risk of water damage from these fixtures.

Proactive strata councils will ensure that unit owners

are informed of these best practices, which can be

found in Maintenance Matters No. 21: Preventing Water

Leaks in Your Home. A summary of the recommended

maintenance procedures including who is responsible for

completing them is included in a table at the end of

this section.

Regular inspection of common area appliances that use

water will decrease the risk of water leaks. Check fixtures

of communal kitchen appliances, icemakers, and laundry

rooms annually for leaky joints and hoses, and check

appliances for cracks or corrosion. The connections are

the most frequent failure points. Perform annual bearing

and auger inspections on extruded icemakers and check

their inlet water valve screens semi-annually. Replace

or repair any joints, pipes, gaskets, and hoses that show

signs of damage or mineral buildup (identified by a crusty

white layer).

Pay closer attention to older appliances in common

rooms, pipes, and hoses as they are more likely to need

repair. Even new appliances may be at risk if they are

installed improperly or with sub-par connections. If a

dishwasher or washing machine becomes unlevel over

time, use shims to re-adjust its position. Catastrophic

leaks may occur from these appliances if there is a

blockage in the drain line, if the pump fails, or if the water

inlet is disconnected. Educate occupants on appropriate

behaviour. For example, don’t leave the premises when

a washing machine, dishwasher or any other appliance

is running.

Use Braided Metal Hose

Confirm all appliances (fridges, dishwashers, washing

machines, etc.) are connected to a water line with

braided metal hoses, as they are far more resistant

to leaks compared to standard rubber hoses. At about

$20 each, buying and installing braided metal hoses is

a simple and inexpensive step that can help prevent

costly water damage. Good quality braided metal hoses,

connections, crimps, and gaskets are important. Obtain

these from reputable suppliers.

Install a drain pan beneath communal washing machines

to catch leaks due to washing machine overflow or hose

failure. In some cases, the drain pan can be connected

to a drain pipe to move water away from the area. It is

common to have a floor drain built into the communal

laundry room. Be aware of existing drain pans’ condition.

Replace them at the first signs of breaking or cracking

since they can deteriorate over time. Similar to washing

machines, drain pans may be installed under Heating

Ventilation and Air Conditioning (HVAC) equipment.



Example of a communal laundry room with a built-in drain in case of washing machine back up, overflow, or leaks

for individual appliances can be found in Maintenance

Matters No. 21: Preventing Water Leaks in Your Home.

Automatic water shut off devices go a step further by

automatically turning off the unit or building’s water

supply when a leak is detected to mitigate the size of

leak. These devices are typically installed on a building’s

water main though they can be adopted at the unit level

as well. This depends on the desired functionality and

affordability.

Interior water damage can also be caused by exterior

water fixtures. Check the outside spigots and faucets

for leaks and damage annually, in addition to interior

plumbing. Leaking exterior features can cause damage

to interior pipes by wearing them down more quickly

or leaking into the space where the spigot meets the

building. Install frost-free hose bibs for exterior faucets.

Regular hose bibs can freeze, which can lead to cracked

pipes and water damage. The pipe on a frost-free hose

bib is longer than a regular one, and the shut-off valve is

further inside the house where the temperature is warmer

to prevent freezing.

An HVAC safety switch or float switch on the water

pan, underneath the unit will automatically stop the

system from operating when an overflow is detected.

While newer equipment may have a safety switch, older

equipment is less likely to have these devices.

Dryer exhaust vents need to be cleaned and maintained

otherwise condensation in ducts can leak and cause

water staining and damage. Consult Maintenance

Matters No. 14 Avoiding Exhaust Duct Problems for more

information.

Monitoring devices (ranging from $10-$150) can help

with the early detection of water leaks in both shared

communal areas and individual units. Install water leak

detection sensors on individual appliances (dishwashers

and washing machines for example) prone to water

loss. This includes underneath or nearby dishwashers or

washing machines, and below refrigerators with water

connections and water coolers. Simple battery powered

leak detection devices will sound a high-pitched alarm

when triggered by a leak. More advanced Wi-Fi connected

devices can detect and notify building management of

a water leak either by sending a notification via email

or through an app. More information on these sensors

Example of a communal laundry room with a built-in drain in case of washing machine back-up, overflow or leaks

Cleaning and maintaining dryer exhaust vents

1 Introduction



System Who What Where When⁵

Communal Appliances

Responsible Party Inspect Fixtures of communal kitchen appliances, icemakers, and laundry rooms; Inspect for leaky joints and hoses; Inspect for cracks or corrosion

Annually

Responsible Party Inspect Bearings and augers on communal extruded icemakers

Annually

Responsible Party Inspect Communal icemaker inlet water valve screens

Semi-annually

Responsible Party Repair/ Replace

Joints, pipes, gaskets, and hoses of communal appliances

If they show signs of damage or mineral buildup

Responsible Party Maintain Use shims to readjust communal dish-washer or washing machine position

If the appliance becomes unlevel over time

ConnectionsResponsible Party Replace Standard rubber hoses; Replace with

braided metal hoses, use good quality connections, crimps, and gaskets

As soon as possible

Plumbing Fixtures

Responsible Party Install Drain pan; Install beneath communal washing machines (and HVAC equipment)

At earliest convenience

Responsible Party Install Water leak detection sensors; Install on individual appliances with water connections.

At earliest convenience

Responsible Party Inspect Outside spigots, faucets, and interior plumbing. Inspect for leaks

Annually

Responsible Party Install Frost-free hose bibs on exterior faucets At earliest convenience

⁵ These are suggested timelines for a typical building. Assess the individual needs of each building.



Building Amenities

Amenities such as indoor pools, saunas, hot tubs (spas) and water features can be sources of water leaks

and require careful maintenance. A summary of the

recommended maintenance procedures including who is

responsible for completing them is included in a table at

the end of this section. In B.C., pools in multi-family

properties are regulated by the Pool Regulation Act of BC,

and all regulations apply.

Mop the pool/spa deck as required, checking daily

if possible. Check that drains on the deck and in the

equipment room are kept clear on a weekly basis. To

minimize water damage resulting from pool and spa

leaks, inspect their tanks/liners semi-annually to check

for signs of distress such as cracks, delamination, spalling

and discolouration. Repair as needed. Check the filtration

system semi-annually for signs of leaks, misaligned parts,

and corrosion. Clean the area around the pumps and filters

monthly, and plan on hiring a contractor to replace the

pool and spa heating equipment every 15 years. Plan on

hiring a contractor to replace the water circulation system

every 15 years, with component repair/replacement

occurring every five years. Liners for pools and spas must

be inspected annually for leaks and fissures.

Saunas and steam rooms can impart a great deal of

humidity to the surrounding part of the building if not

well maintained. Check the gaskets on the doors weekly

to ensure they have proper fit and air seal for heat and

steam containment. This will minimize the amount of

moisture escaping to the rest of the building, reducing

the risk of moisture damage to the building components

and unhealthy indoor living environments. Check the

operation of the floor drain semi-annually.

Example of a hot tub or “spa” in a residential building Example of a steam room in a residential building

1 Introduction



Depreciation Reports for Water System Maintenance

Multi-family buildings have the framework for identifying

their building assets and planning routine maintenance.

Strata corporations with more than four units are

required to obtain depreciation reports in British

Columbia.⁷ These reports can be used for maintenance

and renewal planning of water system assets.

What is a Depreciation Report?

In British Columbia, a Depreciation Report is a long-range

financial planning tool required in strata housing, applied

over 30 years. It consists of two components: a physical

and a financial analysis. The physical analysis identifies

all physical assets that the strata corporation is

responsible for the major, predictable maintenance

activities (those that occur less frequently than once per

year), and renewal projects (replacement of assets at the

end of their service lives). It includes estimates of when

these activities will be needed. Examples of such projects

are the pressure flushing of sanitary drain lines, or the

replacement of roof membranes when the risk of a roof

leak is high.

The financial analysis estimates the costs associated

with major maintenance and renewals projects. It

identifies the funds in the contingency reserve fund (CRF)

that may be available to pay for these costs, and other

funding models.

System Who What Where When⁶

Pools and Spas

Responsible Party Maintain Pool/spa deck; Mop as required Daily

Responsible Party Maintain Clear drains on the deck and in the equipment room Weekly

Responsible Party Maintain Clear area around pumps and filters Monthly

Responsible Party Inspect Pool and spa tanks/liners; Inspect for signs of distress such as cracks, delamination, spalling and discolouration; Repair as needed

Semi-annually

Responsible Party Inspect Filtration system; Inspect for signs of leaks, mis-aligned parts, and corrosion; Repair as needed

Semi-annually

Contractor Repair/Replace

Water circulation system components Every 5 years

Contractor Replace Pool and spa heating equipment Every 15 years

Contractor Replace Water circulation system Every 15 years

Contractor Replace Interior surface of the pool and spa tank Annually

Saunas and Steam Rooms

Responsible Party Inspect Gaskets on doors; Inspect they have a proper fit and air seal for heat sealing and steam containment

Weekly

Responsible Party Inspect Floor drain; Ensure it is operational Semi-annually

⁶ These are suggested timelines for a typical building.⁷ More details can be found at www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/repairs-and-

maintenance/depreciation-reports/depreciation-report-requirements


About BC Housing’s Research Centre

BC Housing’s Research Centre works in collaboration with housing sector partners to foster excellence in residential construction and find innovative solutions for affordable housing in British Columbia. Sharing leading-edge research, advances in building science, and new technologies encourages best practice. The Research Centre identifies and bridges research gaps to address homelessness, housing affordability, social housing challenges and the needs of distinct populations. Mobilizing knowledge and research expertise helps improve the quality of housing and leads to innovation and adoption of new construction techniques, Building Code changes, and enhanced education and training programs. Sign up to receive the latest news and updates from BC Housing’s Research Centre at www.bchousing.org/subscribe.

Notice to ReadersThis bulletin is intended to provide readers with general information only. Issues and problems related to buildings and construction are complicated and may have a variety of causes. Readers are urged not to rely simply on this bulletin and to consult with appropriate and reputable professionals and construction specialists before taking any specific action. The authors, contributors, funders, and publishers assume no liability for the accuracy of the statements made or for any damage, loss, injury or expense that may be incurred or suffered as a result of the use of or reliance on the contents of this bulletin. The views expressed do not necessarily represent those of individual contributors or BC Housing. The regulations under the Homeowner Protection Act contain specific provisions requiring owners to mitigate and restrict damage to their homes and permitting warranty providers to exclude coverage for damage caused or made worse by negligent or improper maintenance. These apply to both new and building envelope renovated homes covered by home warranty insurance. Failure to carry out proper maintenance or carrying out improper maintenance either yourself or through qualified or unqualified personnel may negatively affect your warranty coverage. It is important for the property owner to read and review their warranty documents to understand how to file any claims and correspondence in the proper written form directly with the warranty company. Refer to your home warranty insurance documentation or contact your warranty insurance provider for more information.

1701-4555 Kingsway, Burnaby, BC V5H 4V8

Email: [email protected] www.bchousing.org

Phone: 778-452-6482 Toll-free: 1-866-465-6873

©2021 BC H

ousing

By identifying projects and developing a reasonable

prediction of future costs, owners can make informed

decisions about how and when to implement work,

prepare for future costs, and potentially avoid

unexpected special levies.

Identifying Water System Assets

A strata council may use the most recent depreciation

report to identify water system assets in the building. A

detailed depreciation report will list all common building

assets along with the projected renewal schedules for the

equipment and systems. If a depreciation report is not

available, develop a common area maintenance plan and

building inventory to identify all common components.

Under the Home Warranty Insurance Program in B.C, and

as required by the Strata Property Act, the owner developer

is required to provide the strata corporation with copies

of warranties, maintenance and service documents

relating to building systems and components. These

documents are essential in supporting the development

of a depreciation report and understanding your warranty

obligations and the operations of your property.

Planning Maintenance and Inspections

Ensure there are plans in place for maintaining and

inspecting all water system assets at scheduled intervals.

Water leaks can be minimized by the institution of a

strong maintenance and capital renewals program.

More Information

› Builder Insight No.16: Alternatives to Domestic Water Re-Piping, available at www.bchousing.org

› Maintenance Matters No.14: Avoiding Exhaust Duct Problems, available at www.bchousing.org

› Maintenance Matters No. 21: Preventing Water Leaks in Your Home available at www.bchousing.org

› Province of British Columbia: Strata Repairs and Maintenance, available at www.gov.bc.ca

› Condominium Home Owners Association (CHOA), visit www.choa.bc.ca

› Vancouver Island Strata Owners Association (VISOA), visit www.visoa.bc.ca

› Subscribe to receive Builder Insight and Maintenance Matters bulletins at www.bchousing.org

Maintenance Matters 20 - Managing Internal Water Systems

Documents

Transcript of Maintenance Matters 20 - Managing Internal Water Systems